Bedrooms · September 2026
2-bedroom homes in Egypt — where to buy and what they cost
310 compounds in 35 areas list 2-bedroom units, from about 1.7M EGP at a median of 100,485 EGP/m², with plans to 15 years.
The spread is wider than the average suggests
Across the 19 areas with enough inventory to compare fairly, the median price per square metre runs from about 54,084 EGP/m² in New Capital City to 203,073 EGP/m² in Somabay — roughly 3.8×. A national average hides that entirely, which is why the area you choose moves your budget further than almost any other decision.
Both figures are medians, so half the stock in each area sits above them. Use them to rank areas against each other, not to predict what one specific unit will cost.
What the instalment actually looks like
Headline prices are not how anyone buys here — the monthly figure is. Taking the cheapest unit in this set, at Mini Egypt in Ain Sokhna, on its longest published plan:
Interest-free, as Egyptian developer plans are. Maintenance and club fees are separate and are not included here.
By area
Ranked by how many compounds offer it, then by entry price. The two rarely agree — the area with the most choice is seldom the cheapest, which is the trade every buyer ends up making.
| Area | Compounds | From | EGP/m² | Longest plan |
|---|---|---|---|---|
| New Cairo | 42 | 2.8M | 84,237 | 12 yrs |
| New Capital City | 39 | 2.3M | 54,084 | 14 yrs |
| Ras El Hekma | 35 | 6.7M | 166,878 | 15 yrs |
| 6th settlement | 23 | 2.4M | 67,829 | 14 yrs |
| 6th of October City | 20 | 1.7M | 96,284 | 12 yrs |
| Ain Sokhna | 19 | 1.7M | 100,947 | 12 yrs |
| El Sheikh Zayed | 17 | 2.6M | 104,225 | 12 yrs |
| Mostakbal City | 16 | 3.7M | 76,828 | 12 yrs |
| October Gardens | 14 | 2M | 99,468 | 11.5 yrs |
| New Zayed | 14 | 5.4M | 121,988 | 15 yrs |
| Al Alamein | 11 | 4.2M | 94,380 | 12 yrs |
| Al Dabaa | 8 | 10.8M | 189,187 | 15 yrs |
| Somabay | 8 | 11.9M | 203,073 | 8 yrs |
| Sidi Abdel Rahman | 5 | 4.1M | 124,321 | 12 yrs |
| El Lotus | 4 | 4.4M | 84,211 | 10 yrs |
| Northern Expansion | 4 | 5.5M | 85,539 | 10 yrs |
| New Heliopolis | 3 | 5.8M | 103,919 | 15 yrs |
| South Investors | 3 | 3.6M | 116,049 | 10 yrs |
| Sidi Heneish | 3 | 5.8M | 167,944 | 10 yrs |
| Alexandria | 2 | 8.6M | 96,356 | 10 yrs |
| El Shorouk | 2 | 5.3M | 74,168 | 10 yrs |
| El-Hamam | 2 | 3.7M | 92,346 | 10 yrs |
| Hurghada | 2 | 12.7M | 165,766 | 8 yrs |
| Golden Square | 2 | 5M | 112,793 | 10 yrs |
| North Coast-Sahel | 2 | 7.9M | 205,416 | 10 yrs |
| Makadi | 1 | 7.8M | 109,610 | 8 yrs |
| Ghazala Bay | 1 | 11.9M | 182,759 | 10 yrs |
| North Investors | 1 | 15.5M | 111,705 | 6 yrs |
| South New Cairo | 1 | 14.2M | 124,425 | 7 yrs |
| El Choueifat | 1 | 10.3M | 154,569 | 8 yrs |
| Maadi | 1 | 3M | 75,300 | 12 yrs |
| El Gouna | 1 | 27.9M | 250,348 | 6 yrs |
| Ras Sudr | 1 | 3.6M | 45,375 | 9 yrs |
| Heliopolis | 1 | 9.6M | 173,708 | 6 yrs |
| Central Cairo | 1 | 11.2M | 190,710 | 6 yrs |
Developers active here
What to check before you commit
Confirm the plan in writing. Published down payments are often introductory and attached to specific units or phases. Get the schedule, the instalment amount and the frequency on the contract, not the brochure.
Ask what is separate. Maintenance, club membership and parking are usually charged on top and are not in any price on this page.
Check the delivery date contractually. A date in a listing is a plan; a date in a contract is an obligation. On off-plan stock this is the single most consequential line in the agreement.
Visit at the hour you would actually live it. Drive the commute at rush hour and walk the compound on a weekday evening. Both tell you more than any specification sheet.
Where to start
Frequently asked
How much is a 2-bedroom in Egypt?
Compounds offering 2-bedroom units start from about 1.7M EGP, at a median of 100,485 EGP/m². Bedroom count is only part of the price — area and finishing move it more.
Which areas have the most 2-bedroom options?
The table above ranks areas by how many compounds offer this size, so you can start where choice is deepest.
Does a bigger unit mean a longer payment plan?
Not automatically. Plans here reach 15 years regardless of size — tenor is set by the developer and the phase, not by the bedroom count.
What costs are not included in the price?
Maintenance is the big one — usually an annual charge based on unit size, payable whether you live there or not. Club membership, parking and storage are frequently separate line items, and registration and legal fees sit on top. Ask for a full schedule of everything payable outside the unit price before you sign.
Are developer prices negotiable in Egypt?
The headline price per metre usually moves very little. What does move is the structure — a larger down payment is often traded for a discount, and cash purchases carry published discounts at some developers. Negotiate the plan before you negotiate the price; there is generally more room there.
How does reserving a unit work?
Typically a reservation deposit holds a specific unit for a short window while the contract is prepared, followed by the down payment on signing. Terms differ by developer — confirm in writing whether the reservation is refundable, and what happens to it if you do not proceed.
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